820 Mokane Rd · Fulton, MO 65251

$175,000

5 bd · 1.0 ba · 2,117 sqft · SingleFamily public records · 40 Days on market

Built 1910 0.50 ac lot $83/sqft · 32% below area Est $234k · 25% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you'll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace--ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large 'man cave' style entertainment area connects to a beautiful private covered patio. Step outside and you'll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric--perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (9.2% below list).
• Recommended offer: $159k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.0% in Fulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#115 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Fulton 58 (town): math 36% / reading 42% proficiency, ranked #158 of 324 in MO (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 40 units permitted in Callaway County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,985 (9.2% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $234,211
• List price: $175,000
• Delta: -25.28%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Mokane Rd	0.00mi	5/2.0	1,927 (-9%)	0mo	$175,000	$91	81
3 Hawthorn St	0.23mi	4/2.0 (-1)	2,325 (+10%)	4mo	$210,000	$90	60
2 Lynn Ave	0.32mi	4/3.0 (-1)	1,970 (-7%)	22mo	$279,900	$142	42
202 Blackburn St	0.46mi	4/2.0 (-1)	1,962 (-7%)	22mo	$240,000	$122	39
690 Gregory Ln	0.67mi	4/3.0 (-1)	2,231 (+5%)	23mo	$332,500	$149	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-16,905
• Equity at exit: $26,093

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-135
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65251

• Active inventory: 134
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $181

Break-even live

Break-even rent $1,361

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $280	-5% $230	+0% $181	+5% $131	+10% $82
Rent	-10% $55	-5% $118	+0% $181	+5% $244	+10% $306
Rate	-1.0pp $269	-0.5pp $225	base $181	+0.5pp $135	+1.0pp $89

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-18
   status Pending 1943-char remark

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

2. 2026-05-18
   status Pending 1966-char remark

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

3. 2026-05-18
   status Pending

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

4. 2026-04-24
   price $175,000

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

5. 2026-04-24
   price $175,000

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

6. 2026-04-24
   price $175,000 1943-char remark

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

7. 2026-04-24
   price $175,000 1966-char remark

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

8. 2026-04-08
   listed $195,000 Active 1943-char remark

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

9. 2026-04-08
   listed $195,000 Active

   Show marketing remark (1966 chars)

   Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

10. 2026-04-08
    listed $195,000 Active 1966-char remark

    Show marketing remark (1966 chars)

    Charming, spacious, and full of versatility at 820 Mokane Road in beautiful Fulton, Missouri this 5-bedroom, 2-bath 1.5-story home sits on a generous half-acre lot on the edge of Fulton, offering the perfect blend of town convenience and a little extra breathing room. Inside, you’ll find a functional layout with multiple bedrooms and a large family room centered around a wood-burning fireplace—ideal for gathering and everyday living. The enclosed porch adds valuable year-round living space, perfect for a second sitting area, home office, or hobby space. Updated kitchen cabinetry and flooring bring a fresh feel, while original hardwood floors in several areas add character and warmth. A large ‘man cave’ style entertainment area connects to a beautiful private covered patio. Step outside and you’ll appreciate the usable outdoor space, complete with a fenced yard, detached 23x21 2-car garage complete with electric—perfect for storage, a workshop, or small business use. A covered patio/carport area provides additional flexibility for outdoor entertaining or equipment storage. Conveniently located with quick access to key employers and amenities: • Approx. 5 minutes to Walmart in Fulton • Approx. 5 minutes to the Fulton Post Office • Approx. 5 minutes to Fulton State Hospital • Approx. 5 minutes to Missouri State Prison • Approx. 10 minutes to Dollar General Distribution Center • Approx. 15 minutes to Callaway Energy Center (Ameren) • Approx. 25 minutes to Columbia, MO • Approx. 30 minutes to Jefferson City, MO • Approx. 15 minutes to Interstate 70 • Approx. 5 minutes to Hwy 54 This property offers a great opportunity for those needing space, flexibility, and a convenient location with easy access to major employers and surrounding cities. Buyer to verify all measurements and online data. Preapproval or proof of funds required prior to showings.

11. 2016-01-05
    soldstatus
12. 2015-09-30
    listed $85,500
13. 2015-07-21
    listed $85,500
14. 2014-09-26
    soldstatus
15. 2014-01-21
    listed $67,000
16. 2004-08-23
    soldstatus
17. 2001-07-13
    soldstatus
18. 1999-06-21
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,015 · $85/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$682/yr (+$57/mo · 67.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,078
• − Mortgage interest: −$9,803
• − Property taxes: −$1,015
• − Insurance: −$875
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,091
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $2,351/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fulton 58
• NCES district ID: 2912550
• Math proficiency: 36% ▼ -1.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $46,431
• Composite: 33.31/100
• National rank: #5504
• State rank: #158 of 324 in MO

Livability — Fulton

• Score: 71/100
• State rank: #115
• US rank: #7204

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D- Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, MO
• County: Callaway County · 22,579 people
• City population: 22,579
• Metro: Jefferson City, MO
• Population (ZIP): 22,579
• Household income: $63,072
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 551.0

Population outlook (Callaway County) Hauer SSP2

• Today (2025): 45,390 people
• By 2030: 45,493 · +0.2%
• By 2040: 45,092 · -0.7%
• By 2050: 44,069 · -2.9%
• By 2075: 41,875 · -7.7%
• By 2100: 38,094 · -16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Italian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Callaway

• 2024 margin: Solid R (+43.3) · D 27.6% · R 70.9% · Other 1.5%
• 2008→2024 swing: -23.6pp toward R · 2008: -19.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+42.3 2016: R+42.2 2012: R+31.1 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.33%
• Current HPI: 205.5205
• Rent YoY: —
• Metro: Jefferson City, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+161.2% since first listed

18 events — show timeline

• 2026-05-18 Pending — JCMLS
• 2026-05-18 Pending — MARIS as Distributed by MLS Grid
• 2026-05-18 Pending — CBORMLS
• 2026-04-24 Price Changed $175,000 CBORMLS
• 2026-04-24 Price Changed $175,000 HMMLS
• 2026-04-24 Price Changed $175,000 JCMLS
• 2026-04-24 Price Changed $175,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $195,000 JCMLS
• 2026-04-08 Listed $195,000 CBORMLS
• 2026-04-08 Listed $195,000 MARIS as Distributed by MLS Grid
• 2016-01-05 Sold (MLS) — HMMLS
• 2015-09-30 Listed $85,500 HMMLS
• 2015-07-21 Listed $85,500 HMMLS
• 2014-09-26 Sold (MLS) — HMMLS
• 2014-01-21 Listed $67,000 HMMLS
• 2004-08-23 Sold (Public Records) — Public Records
• 2001-07-13 Sold (Public Records) — Public Records
• 1999-06-21 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,015 · -0.1% YoY. Source: county tax records.